126 Bramham Drive, Harrogate, North Yorkshire

Description

Vacant leasehold self-contained ground floor flat by order of a housing association.

Accommodation

Reception Room, Two Bedrooms, Kitchen, Bathroom. GIA (Source: EPC) approximately 61 sq m (657 sq ft).

Location

The property is situated on the north side of east side of Bramham Drive. The shops and amenities of Harrogate are to the south east. Harrogate rail station is approximately 1.4 miles to the south east. The A61 (Ripon Road) is to the east. Valley Gardens is to the south.

Tenure / Property Information

Investment Analysis

Five supplied completed sales on Bramham Drive range from £115,000 to £132,000, with an average of £124,000. These are relevant local leasehold flat comparables, but their floor areas, condition, lease terms and exact specification are not supplied. An indicative GDV range of £115,000–£132,000 is therefore used, with £124,000 as the base scenario; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, lease assessment, inspection and independent rental evidence. The guide appears below the supplied local sale range, but the missing lease, condition, costs and rent data prevent a firm BTL, BRRR or flip recommendation.

Works Required

No specific defects or required works are evidenced. Obtain a full inspection and legal-pack review before budgeting for refurbishment. Any works allowance is unsupported from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base indicative GDV, 75% refinance is approximately £93,000. A BRRR assessment cannot be completed because refurbishment cost, rent, lease terms, service charges, ground rent and total acquisition costs are unknown. The guide represents approximately 72.6% of the base GDV before any additional costs.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The guide is £90,000+, but lease costs, service charges, ground rent, finance costs and buyer or seller fees are also unavailable.

Flip Analysis

The indicative base GDV is £124,000 against the £90,000+ guide, implying a £34,000 gross spread before works, acquisition costs, finance, selling costs and tax. A reliable flip surplus and maximum bid cannot be calculated because these costs and the property condition are unsupported.

Investor Risks & Due Diligence

• Lease length, ground rent, service charge and other lease liabilities are not supplied.

• Property condition and any required refurbishment works are unknown.

• No sufficiently specific rental evidence is available, so income and yield cannot be established.

• Additional seller or third-party charges may apply, but the amounts are not supplied.

• The supplied comparable sales may differ in size, condition, lease terms and specification from the subject flat.

Recommendation

Proceed only subject to legal-pack review, lease assessment, inspection and independent rental evidence. The guide appears below the supplied local sale range, but the missing lease, condition, costs and rent data prevent a firm BTL, BRRR or flip recommendation.

Strategy Rating

Analysis Confidence

There are five relevant completed local sales and a stated guide price, but no lease details, condition assessment, rental evidence, service-charge or fee information.